住商複合建物 開發過程에 관한 硏究 = A Study on the Process of Mixed-Use Development

국문 초록 (Abstract)

영문초록:The single product of the residential facility and the commercial facility of the urban area in the real estate market has some limitation in its development due to the depletion of developable land and the exaggerated land price. But the mixed-use building is the future noticeable product of real estate development as it is said to be required to activate the urban function and form the organic urban organization because it has such advantages as resolving the hollowing of the downtown, easing the traffic congestion arising from the residence-workshop adjacency and maximizing the efficiency of land use. For the years, previous studies have largely been conducted concerning architectural planning, the characteristics of the locational environment, the moving line of vehicle within the building, residents' residence satisfaction and government policy. But studies have not yet been conducted concerning the process of mixed-use building development. Studies on the process of development have poorly been conducted concerning the already constructed mixed-use building, and trial and error for developers has resulted in ghettoized buildings and improperly functional buildings, which has left them as they have been as the urban problem. Furthermore, the development of mixed-use buildings constructed for the purpose of installment for sale has introduced into the market the products contrary to the functional product development of the original mixed-use building and to consumers' propensity to purchase. Thereby, they has fall into disfavor among consumers, which has led to the suspension of building construction, the occurrence of vacancy, or the unlawful change of the end use and to the temporary oversupply phenomenon of mixed-used buildings or unplanned supply. In recognition of this situation and problem, there was a need for empirical analysis to make a more systematic study on the characteristics of the mixed-use building relating to the risks and facts elicited from the process from the collection of land information to land purchase, permission, installment sale and management and business transfer with a focus on the case of currently developed mixed-use buildings. As the main research method, this study made an empirical research on the method of coping with the factors of risk occurring in the process of mixed-use building development, the development of the product based on consumers' preference, the factor arising from the process of installment sale.In conclusion, the process of mixed-use building development might vary according to its agent, size or district, but this study attempted to classify and summarize the procedure for the process of mixed-use building development for the purpose of installment sale to recover funds through installment sale. And it sought to establish the process of segmenting the main process of progressing the project in six stages. In addition, it attempted to define the terms such as mixed use, mixed-use building, area of exclusive use, area of common use, supply area, contracted area. Furthermore, this study presented the framework for analysis and implementation by displaying the standard forms for the checklist of the apartment housing market research, the market research of the firm operating the commercial quarters, quotation research technique, supply analysis, demand analysis, advertisement analysis, and telemarketing effectiveness analysis. And it discovered the process of price determination from the perspective of profit recovery that might meet the target profit of the consumer wishing to purchase the mixed-use building, the specialist, by identifying the deposit-based monthly rents of the commercial facility. Finally, this study sought to investigate the characteristics that might be reflected in the product planning of the person developing similar products that desired to develop in the future, by analyzing the preference of contracted consumers for mixed-use building by district, by floor and by direction